What is the property tax rate in Barnstable County?

The combined effective property tax rate in Barnstable County, Massachusetts is approximately 0.65%.

Barnstable County Property Tax Calculator (2026) — Massachusetts Property Tax Almanac

Property Tax in Barnstable County, 2026

A calculator and field guide for Barnstable-area homeowners — and for anyone considering a move to Barnstable County — including Massachusetts' 100% full-and-fair-cash-value assessment, Proposition 2½'s twin levy caps (2.5% annual growth + 2.5% of FCV ceiling, max $25/$1,000 rate), the Boston-area Residential Exemption that reduces taxable value 35% for owner-occupants in adopting communities, and the Clauses 41C/22 senior + disabled veteran exemptions.

Barnstable County, home to Barnstable and 230k Bay Staters, operates under Massachusetts's distinctive Proposition 2½ property tax system. Massachusetts uses 100% full-and-fair-cash-value assessment and total tax = AV × millage / $1,000. Proposition 2½ (passed 1980) imposes two key caps: the levy ceiling (total levy ≤ 2.5% of full and fair cash value of all taxable property, with maximum tax rate of $25/$1,000) and the levy limit (annual levy growth ≤ 2.5% above prior year, plus new growth from new construction).

How the bill is built

Massachusetts's property tax calculation is straightforward but with substantial municipality-level variation. Step 1: Assessed Value. Each city/town's local Board of Assessors values your property at full and fair cash value (100% assessment ratio — equal to fair market value). Step 2: Apply combined rate. Tax = AV × total millage / $1,000. Barnstable's typical municipal millage is approximately $6.50 per $1,000 of AV. Step 3: Apply Residential Exemption (if adopted). Boston, Cambridge, Somerville, Brookline, Chelsea, Everett, Malden, Waltham, and Watertown have adopted the Residential Exemption — reducing AV by approximately 35% of average residential value for owner-occupied primary residences. Step 4: Apply local exemptions. Clauses 41C (senior, ~$1,000), 22-22F (veteran, $400-$1,500 partial; full only for paraplegic/100%-blind via 22F), and 17D (widow/widower) provide modest dollar reductions.

Proposition 2½ does NOT cap individual tax bills. The 2.5% annual cap applies to the entire municipality's tax levy, not to your individual bill. Your bill can grow much faster than 2.5% in a single year if (a) your property's assessment rises faster than the average, (b) new growth (new construction) adds to the levy limit, or (c) voters pass an override or debt exclusion. The most-common scenario for individual bill spikes: revaluation years when assessed values catch up to several years of market growth.

The Boston Residential Exemption is one of the most-valuable owner-occupant benefits in the United States. For FY2026, the Boston Residential Exemption reduces taxable value of qualifying owner-occupied primary residences by approximately 35% of the average assessed value of all residential properties — a savings of roughly $3,984 in FY2026 for qualifying primary residences. The catch: it applies ONLY to owner-occupants (not investment properties or short-term rentals) AND only in adopting communities. Combined with Boston's split tax classification (commercial millage ~$25.96/$1,000 vs residential ~$10.85/$1,000), Boston primary residences pay among the lowest effective property tax rates of any major US city.

Massachusetts is one of few states without an automatic full disabled-veteran exemption. Clause 22 series exemptions (state-mandated, locally-administered): Clause 22 (10%+ disability, $400), 22A ($750), 22B ($1,250), 22C ($1,500), 22D (KIA spouse, full), 22E (100% disability, $1,000), 22F (paraplegic/100%-blind, full), 22H (Gold Star parents, full). The 2024 HERO Act added local options 22I (CPI indexing) and 22J (doubling). For 100% disabled veterans without paraplegia or blindness, MA provides only $1,000 — substantially less than VA, NJ, TX, FL, MI, and other full-exemption states. The MA Senior Circuit Breaker (refundable income tax credit, max ~$2,730 in FY26) provides an alternative path for disabled-elderly veterans.

2026 Barnstable County rate breakdown (dollars per $1,000 of AV (100% full-and-fair-cash-value), Barnstable district)

Taxing entity	Rate
Combined municipal millage (~$6.50 / $1,000 AV typical — Cape Cod is unusually low)	6.5000
Combined total	6.5000

As of April 26, 2026 · From Massachusetts municipal assessors (each city/town).

Note: Barnstable County **is Cape Cod** — the iconic 65-mile-long peninsula extending southeast from Massachusetts into the Atlantic Ocean. The county includes all 15 Cape Cod towns (Barnstable, Falmouth, Yarmouth, Sandwich, Bourne, Mashpee, Dennis, Brewster, Harwich, Chatham, Orleans, Eastham, Wellfleet, Truro, Provincetown). Cape Cod is a top US summer vacation destination — population swells from ~230K year-round to ~700K+ in peak summer months. The Cape Cod National Seashore (established 1961) preserves 40 miles of Atlantic coastline.

Note: Barnstable County effective property tax rates run approximately **0.65% — among the lowest in Massachusetts**. The Cape's low rates reflect: (1) very large seasonal/vacation property tax base (which pays full rate but consumes few year-round services), (2) growing high-end home values, and (3) a county finance structure that minimizes overlapping district levies. Barnstable (town) ~$7.40/$1,000, Falmouth ~$7.85/$1,000, Provincetown ~$5.85/$1,000, Chatham ~$4.30/$1,000 (lowest in MA), Yarmouth ~$8.55/$1,000.

Note: For relocation buyers: Barnstable County is the **MA second-home and retirement** capital — a substantial portion of housing is second homes (particularly in Falmouth, Chatham, Provincetown, Wellfleet). Year-round residents are concentrated in Hyannis (the commercial center) and Falmouth. Cape Cod's unique tax structure (low rates × moderate-to-high home values) produces median annual bills around $4,500 — substantially lower than most Boston-metro counties. The trade-off: 70-90 min driving distance to Boston and substantial summer-tourism congestion.

Deductions and exemptions for 2026

Massachusetts homeowner property tax relief is concentrated in five mechanisms: (1) the Boston/Cambridge/Brookline-style Residential Exemption (35% AV reduction for owner-occupants, only in adopting communities), (2) Clause 41C Senior Exemption (~$1,000 typical, locally-administered), (3) Clauses 22-22F Veteran Exemptions ($400-$1,500 partial, full only for paraplegic/blind via 22F), (4) the state-level Senior Circuit Breaker (refundable income tax credit, ~$2,730 max), and (5) Property Tax Deferral (Clause 41A, 8% interest, lien-based).

Residential Exemption (Boston, Cambridge, Brookline, etc.)

Adopting communities (Boston, Cambridge, Somerville, Brookline, Chelsea, Everett, Malden, Waltham, Watertown) reduce the taxable value of owner-occupied primary residences by approximately 35% of the average assessed value of all residential properties in the community. For Boston FY26, this saves owner-occupants roughly $3,984 on their annual tax bill — among the most-valuable property tax benefits in the United States. Apply with your local Board of Assessors. Residential Exemption applies ONLY to owner-occupants — investment properties, second homes, and short-term rentals pay full posted rate. Apply once; the exemption renews automatically as long as occupancy continues.

Clause 41C Senior Exemption

The Massachusetts Clause 41C Senior Exemption provides $1,000 typical (state mandates $500 minimum, doubled to $1,000 by local vote in most communities) for owner-occupants 70+ (locally reducible to 65+). Income limits ~$24,911 single / $37,367 married (FY26 typical). Apply annually with local Board of Assessors by April 1. Boston also provides up to $1,000 additional discretionary tax relief on top of the base $1,000.

Clauses 22 series Veteran Exemptions

Massachusetts veterans receive partial property tax exemptions through the Clause 22 series: Clause 22 (10%+ disability, $400), 22A (loss of limb/eye/Purple Heart, $750), 22B (loss of two limbs/eyes, $1,250), 22C (severe disability, $1,500), 22D (KIA spouse, full), 22E (100% disability, $1,000), 22F (paraplegic/100%-blind, full), 22H (Gold Star parents, full). The HERO Act of 2024 added local options: Clause 22I (CPI-indexed annual increases) and 22J (doubling of all amounts). Apply with local Board of Assessors with VA disability documentation.

Senior Circuit Breaker (refundable state income tax credit)

The MA Senior Circuit Breaker is a refundable credit on the state income tax return (Schedule CB) for homeowners 65+ whose property tax + half water/sewer charges exceed 10% of total income. The maximum credit is approximately $2,730 in FY2026 (indexed annually). Income limits (FY26 typical): $69,000 single, $86,000 head of household, $103,000 married filing jointly. The Senior Circuit Breaker provides substantially more relief than Clause 41C in most cases — eligible seniors should typically take the Circuit Breaker rather than 41C alone. Both can be combined.

Appealing your assessment

Massachusetts assessment appeals run through the local Board of Assessors. Homeowners file a Property Tax Abatement Application within 30 days of receiving the actual tax bill (typically January for FY26, due by February 1). The Board of Assessors reviews and may grant abatement. If denied, homeowners can appeal to the Commonwealth of Massachusetts Appellate Tax Board (ATB) in Boston within 3 months of the denial decision. ATB decisions can be appealed to the Massachusetts Appeals Court. Most MA cities and towns reassess annually for full and fair cash value; revaluation years (when assessments are recertified by the Department of Revenue) typically produce the largest single-year bill changes.

Cities and towns in Barnstable County

Barnstable County contains 7 incorporated municipalities, ranging from Barnstable to the smallest village. Search volume for property tax is often city-specific, so here is the complete list — with population from the 2020 US Census, rounded to the nearest 100.

Data: US Census Bureau, 2020 Decennial Census. Populations rounded. Cities marked as "split" straddle a county border — the portion inside Barnstable County is subject to Barnstable County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Barnstable County seat	town	48,900
Falmouth	town	32,400
Yarmouth	town	24,700
Sandwich	town	20,300
Hyannis	Census-designated place	14,200
Chatham	town	6,600
Provincetown	town	3,700

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Barnstable tax district. Other cities in Barnstable County may pay into different school districts, city rates, and special districts — so their combined rates can differ, sometimes substantially. Always verify the specific rates for your address with the Massachusetts municipal assessors (each city/town) before relying on any estimate.

Frequently asked questions

When are Massachusetts property taxes due?

Massachusetts property taxes are billed quarterly: August 1 (Q1), November 1 (Q2), February 1 (Q3), May 1 (Q4). The Q1 and Q2 bills are "preliminary" (estimated based on prior year), and Q3 and Q4 bills are "actual" (reflecting the current year's assessment and tax rate, which are typically set in late autumn). The actual bill (Q3, mailed late December) is when most homeowners learn their final annual tax. Late payments incur 14% annual interest. Most MA homeowners pay through escrow via mortgage servicer.

Does Proposition 2½ cap my individual tax bill at 2.5% per year?

No — this is the most-common misconception. Proposition 2½ caps the entire municipality's tax levy (total revenue raised) at 2.5% annual growth, NOT individual bills. Your individual bill can grow much faster than 2.5% in a single year if (a) your property's assessment rises faster than the town average, (b) the town adds new growth from new construction, or (c) voters pass an override or debt exclusion. Bill spikes are most common during revaluation years when assessed values catch up to several years of market growth. The 2.5% cap is structurally important but doesn't directly protect individual homeowners.

How do I apply for the Clause 41C Senior Exemption?

Clause 41C (Senior Exemption) is available to owner-occupants 70+ (locally reducible to 65+) with income under ~$24,911 single / $37,367 married (typical FY26 limits — varies slightly by community). Apply with your local Board of Assessors by April 1 each year. Standard exemption is $500 (state minimum), doubled to $1,000 by local vote in most communities. Boston provides up to $1,000 additional discretionary relief. The Senior Circuit Breaker (refundable state income tax credit, max ~$2,730 in FY26) typically provides MORE relief than Clause 41C alone — eligible seniors should file Schedule CB on their MA state income tax return.

Why do disabled veterans pay property tax in Massachusetts when other states fully exempt them?

Massachusetts is one of few states without an automatic full disabled-veteran exemption. Clause 22E (100% disability) provides only $1,000 — and full exemption is available ONLY for paraplegic or 100%-blind veterans (Clause 22F) or surviving spouses of service members killed in action (Clause 22D). The 2024 HERO Act added local options 22I (CPI indexing) and 22J (doubling) that some communities are adopting — Clause 22J would double the 22E benefit to $2,000. The MA Senior Circuit Breaker (refundable income tax credit, max ~$2,730) provides an alternative path for disabled-elderly veterans. Lobbying continues for full exemption legislation.

How do I appeal my Massachusetts assessment?

File a Property Tax Abatement Application with your local Board of Assessors within 30 days of receiving the actual tax bill (typically January for FY26, with appeals due by February 1). The Board reviews and may grant abatement based on assessment errors or comparable sales evidence. If denied, appeal to the Commonwealth of Massachusetts Appellate Tax Board (ATB) in Boston within 3 months of the denial decision. The ATB is the dedicated state-level property tax appeals body. ATB decisions can be appealed to the Massachusetts Appeals Court. Most MA cities and towns reassess annually for full and fair cash value; revaluation years (Department of Revenue recertifications, typically every 5 years) produce the largest bill changes.

About Barnstable County

Beyond the property tax — a few things you might not know about the place.

Weird fact

Provincetown (in Barnstable County, at the very tip of Cape Cod) was **the actual landing site of the Mayflower** in November 1620 — the Pilgrims spent five weeks anchored in Provincetown Harbor before sailing across Cape Cod Bay to Plymouth, where they ultimately settled. The Pilgrim Monument (a 252-foot tower in Provincetown, completed 1910) commemorates this First Landing — it's the tallest all-granite structure in the United States. President Theodore Roosevelt laid the cornerstone in 1907 and President Taft dedicated the monument in 1910.

Hometown hero

Edward Hopper

The American realist painter (1882-1967), famous for Nighthawks (1942) and other depictions of American urban and rural solitude, spent every summer from 1930 to 1966 painting in his cottage in South Truro (Cape Cod). Many of Hopper's most-famous paintings depict Cape Cod scenes — the Cape architectural style ("Cape Cod cottage"), beach light, and isolated houses recur throughout his work. The Edward Hopper House Museum in Truro preserves his studio. Hopper's widow Josephine Nivison was also a noted artist who painted Cape Cod scenes alongside her husband.

Biggest annual event

Provincetown Carnival + Falmouth Road Race

Provincetown Carnival (annual, third week of August) is one of the largest LGBTQ+ celebrations in New England — drawing approximately 90,000 attendees and 15,000 parade marchers each year. Provincetown is one of the United States' most-prominent LGBTQ-friendly destinations. The Falmouth Road Race (annual, mid-August, since 1973) is a 7-mile road race attracting 12,000+ runners and a Olympic-caliber elite field — frequently ranked among the top US road races by Runner's World magazine.

Property Tax in Barnstable County, 2026